{"id":2601,"date":"2025-11-17T13:00:32","date_gmt":"2025-11-17T13:00:32","guid":{"rendered":"https:\/\/lrgrealty.com\/san-antonio-2026-va-cola-and-loan-limits\/"},"modified":"2026-05-28T14:00:55","modified_gmt":"2026-05-28T14:00:55","slug":"san-antonio-2026-va-cola-and-loan-limits","status":"publish","type":"post","link":"https:\/\/lrgrealty.com\/lrg-blog\/san-antonio-2026-va-cola-and-loan-limits\/","title":{"rendered":"JBSA: Maximize 2026 COLA &#038; VA Loan Limits in San Antonio"},"content":{"rendered":"<div class=\"rl-page rl-page-lrg\">\n<div class=\"rl-wrap\">\n<header class=\"rl-hero\">\n<div class=\"rl-eyebrow\">Definition \u00b7 Guide<\/div>\n<h1>Jbsa 2026 Cola Va Loan Limits San Antonio<\/h1>\n<p><a class=\"rl-cta-primary\" href=\"\/lrg-blog\/connect-with-lrg\/?ref=jbsa-2026-cola-va-loan-limits-san-antonio\">Connect with LRG \u2192<\/a><br \/>\n<\/header>\n<nav aria-label=\"Jump to section\" class=\"rl-jump-nav\">\n<a href=\"#2026-cola-and-the-jbsa-housing-budget\">2026 COLA and the JBSA Housing Budget<\/a><br \/>\n<a href=\"#questions-jbsa-families-ask-about-va-limits\">Questions JBSA Families Ask About VA Limits<\/a><br \/>\n<a href=\"#cola-s-direct-impact-on-va-buying-power\">COLA&#8217;s Direct Impact on VA Buying Power<\/a><br \/>\n<a href=\"#san-antonio-va-loan-limits-2026-at-a-glance\">San Antonio VA Loan Limits: 2026 at a Glance<\/a><br \/>\n<a href=\"#faqs\">FAQs<\/a><br \/>\n<\/nav>\n<p>Service members at JBSA enter 2026 with more buying power from a higher COLA and an increased VA Loan limit. The 2.8% COLA raise hits January paychecks, and the Bexar County VA Loan limit climbs to $832,750 from $806,500 in 2025. That ceiling only applies to Veterans with reduced entitlement from a prior VA Loan; full-entitlement borrowers already face no cap.<\/p>\n<div class=\"rl-quick-grid\">\n<article class=\"rl-quick-card\">\n<h3>What Are the 2026 COLA and VA Loan Limits for San Antonio?<\/h3>\n<ul>\n<li><strong>COLA increase:<\/strong> The 2026 cost-of-living adjustment is 2.8%, raising VA disability compensation and Military retirement pay for JBSA-area Veterans and retirees.<\/li>\n<li><strong>Bexar County loan limit:<\/strong> The 2026 VA loan limit for San Antonio (Bexar County) is $832,750, up 3.3% from the 2025 limit of $806,500.<\/li>\n<li><strong>Full entitlement exception:<\/strong> Veterans with full entitlement have no cap at all. The $832,750 limit only applies if you have reduced entitlement from a prior VA Loan.<\/li>\n<li><strong>Bottom line:<\/strong> Combined, the 2.8% COLA and the $26,250 loan limit increase give <a href=\"https:\/\/lrgrealty.com\/lrg-blog\/san-antonio-military-pay-bah-guide\/\">San Antonio Veterans<\/a> more monthly income and higher zero-down purchasing power heading into 2026.<\/li>\n<\/ul>\n<\/article>\n<article class=\"rl-quick-card\">\n<h3>Key Facts: 2026 COLA and VA Loan Limits at JBSA<\/h3>\n<ul>\n<li><strong>2026 loan limit:<\/strong> Bexar County&#8217;s VA loan limit rose to $832,750 for single-family homes, up $26,250 (3.3%) from the 2025 ceiling of $806,500.<\/li>\n<li><strong>Full entitlement:<\/strong> Veterans with full VA entitlement face no loan cap at all. The $832,750 figure only applies to borrowers with reduced entitlement from a prior VA Loan.<\/li>\n<li><strong>COLA adjustment:<\/strong> The 2.8% cost-of-living increase took effect January 2026, raising monthly disability compensation and retirement pay for all JBSA-area Veterans.<\/li>\n<li><strong>Worth noting:<\/strong> San Antonio&#8217;s median home price sits near $300,000, well below the $832,750 ceiling, so the vast majority of JBSA-area purchases qualify for zero-down VA financing.<\/li>\n<\/ul>\n<\/article>\n<article class=\"rl-quick-card\">\n<h3>Why 2026 COLA and VA Loan Limits Matter for San Antonio Veterans<\/h3>\n<ul>\n<li><strong>Income boost:<\/strong> A 2.8% COLA adds approximately $55 per month to a typical E-7 retiree&#8217;s payment, strengthening debt-to-income ratios at VA loan qualification.<\/li>\n<li><strong>Entitlement risk:<\/strong> Veterans with reduced entitlement from an existing VA loan hit the $832,750 cap and must cover the difference above that ceiling with <a href=\"https:\/\/lrgrealty.com\/lrg-blog\/2022-9-17-20-smart-and-simple-ways-you-can-start-saving-for-a-down-payment-on-a-home\/\">a down payment<\/a>.<\/li>\n<li><strong>Base-area opportunity:<\/strong> Active-duty families at Lackland, Fort Sam, or Randolph can pair higher BAH with the increased limit to qualify for neighborhoods previously out of reach.<\/li>\n<li><strong>Main takeaway:<\/strong> At a $350,000 purchase price with full entitlement, a JBSA buyer puts zero down and keeps principal-and-interest near $2,200 per month at current rates.<\/li>\n<\/ul>\n<\/article>\n<article class=\"rl-quick-card\">\n<h3>JBSA COLA and VA Loan Limit Misconceptions<\/h3>\n<ul>\n<li><strong>Myth vs reality:<\/strong> COLA and VA loan limits are set by different federal agencies on independent schedules, so a 2.8% COLA does not predict or require a matching loan-limit increase.<\/li>\n<li><strong>Common mistake:<\/strong> Treating $832,750 as a hard cap on borrowing. Veterans with full entitlement have no VA loan ceiling and can finance above that figure with zero down.<\/li>\n<li><strong>Overlooked detail:<\/strong> The 2.8% COLA adjustment to VA disability compensation is tax-free, so the full increase flows into qualifying income without federal or state tax reduction.<\/li>\n<li><strong>Worth noting:<\/strong> Lenders still apply their own credit overlays (minimum scores, DTI caps, reserve requirements) regardless of VA&#8217;s no-limit policy, so full entitlement alone does not guarantee approval at any price.<\/li>\n<\/ul>\n<\/article>\n<\/div>\n<details>\n<summary>What is the VA loan limit in Bexar County?<\/summary>\n<p>The 2026 VA loan limit for Bexar County is $832,750 for a single-family home, up from $806,500 in 2025. Veterans with full entitlement have no cap at all, so this limit only affects borrowers with reduced entitlement from a prior VA Loan.<\/p>\n<\/details>\n<details>\n<summary>What are the 2026 COLA and VA loan limits for JBSA San Antonio?<\/summary>\n<p>The 2026 VA loan limit for Bexar County (covering JBSA <a href=\"https:\/\/lrgrealty.com\/lrg-blog\/property-taxes-in-san-antonio\/\">and San Antonio<\/a>) is $832,750, up from $806,500 in 2025. The 2026 COLA increase is 2.8%, boosting Military retirement and VA disability payments for Veterans stationed at or retired near Joint Base San Antonio.<\/p>\n<\/details>\n<details>\n<summary>How do JBSA 2026 COLA and VA loan limits work in San Antonio?<\/summary>\n<p>The 2026 COLA gives JBSA service members a 2.8% pay increase, boosting BAH and overall buying power. The Bexar County VA loan limit rose to $832,750 (up from $806,500 in 2025), and Veterans with full entitlement have no cap, so zero-down financing covers virtually any <a href=\"https:\/\/lrgrealty.com\/lrg-blog\/2024-4-22-top-5-factors-affecting-san-antonio-home-prices-in-2024-slf6gwao2a8f7al7-aa12iiqunklk54v2\/\">San Antonio home<\/a>.<\/p>\n<\/details>\n<section class=\"rl-section\">\n<h2 id=\"2026-cola-and-the-jbsa-housing-budget\">2026 COLA and the JBSA Housing Budget<\/h2>\n<p>The 2026 cost-of-living adjustment gives JBSA-connected service members and retirees a 2.8% bump across Military retirement pay, VA disability compensation, and Social Security benefits. For San Antonio households already putting BAH toward a mortgage, that extra monthly income shifts the math on what you can comfortably afford. The timing lines up with higher VA Loan limits <a href=\"https:\/\/lrgr<\/p>\n<p>BAH rates for Joint Base <a href=\"https:\/\/lrgrealty.com\/lrg-blog\/buying-a-home-san-antonio-december-2025\/\">San Antonio in<\/a> 2026 range from $1,359 per month for an E-1 without dependents to $2,475 for an O-6 with dependents. When you layer the COLA increase on top of retirement pay or VA disability compensation alongside BAH, many Military families see their total housing budget grow by $100 to $300 per month compared to 2025. That additional margin covers a meaningfully larger mortgage payment, reduces the debt-to-income ratio pressure on qualification, or builds a faster path toward closing cost savings.<\/p>\n<p>to-income ratio pressure on qualification, or builds a faster path toward closing cost savings.<\/p>\n<div class=\"bullet-section-gray\">\n<ul>\n<li>The 2.8% COLA applies to VA disability compensation, Military retirement pay, Survivor Benefit Plan annuities, and Social Security. All four increase automatically in January 2026.<\/li>\n<li>A Veteran receiving $2,000\/month in VA disability sees roughly $56 more per month, or $672 annually, without filing any paperwork.<\/li>\n<li>Bexar County&#8217;s 2026 conforming loan limit rose to $832,750, up from $806,500 in 2025. Veterans with full entitlement have no cap at all.<\/li>\n<li>San Antonio&#8217;s median home price sits well below that $832,750 threshold, so most JBSA buyers qualify for zero-down VA financing without partial entitlement calculations.<\/li>\n<li>Lenders factor stable income sources (BAH, disability, retirement) into qualifying ratios. A higher COLA-adjusted payment can increase your pre-approval amount by $10,000 to $40,000 depending on rate and term.<\/li>\n<\/ul>\n<\/div>\n<p>For an E-5 with dependents collecting $1,902 in BAH and $500 in COLA-adjusted disability pay, the combined $2,402 monthly housing budget supports roughly a $370,000 purchase at a 6.5% rate with zero down. That price point covers the majority of single-family inventory across northeast San Antonio, Schertz, and Converse without touching out-of-pocket reserves. Run your own numbers with current rates before assuming last year&#8217;s budget still applies.<\/p>\n<\/section>\n<section class=\"rl-section\">\n<h2 id=\"questions-jbsa-families-ask-about-va-limits\">Questions JBSA Families Ask About VA Limits<\/h2>\n<p>The $832,750 conforming loan limit for Bexar County in 2026 covers virtually every listing in <a href=\"https:\/\/lrgrealty.com\/lrg-blog\/how-upcoming-election-impacts-san-antonio-housing-market\/\">the San Antonio<\/a> metro, but JBSA families still run into confusion about how entitlement, second-use scenarios, and county boundaries interact. These are the questions that come up most often when Military buyers at Lackland, <a href=\"https:\/\/lrgrealty.com\/local-news\/fort-sam<\/p>\n<p>Full entitlement is the key distinction. If you have never used your VA Loan benefit, or you sold a previous VA-financed home and restored your entitlement, there is no loan cap at all. The $832,750 limit only restricts Veterans who still have a prior VA Loan outstanding or who never fully restored their <a href=\"https:\/\/lrgrealty.com\/sell-your-home\/va-loan-assumption-sam-houston-texas\/\">entitlement after a<\/a> short sale or foreclosure. That difference changes the math on what you can buy with zero down.<\/p>\n<p>ort sale or foreclosure. That difference changes the math on what you can buy with zero down.<\/p>\n<div class=\"bullet-section-gray\">\n<ul>\n<li><strong>Do I hit the limit if I already own a VA-financed home at my last duty station?<\/strong> Yes. With reduced entitlement, the VA guarantees 25% of $832,750 minus whatever entitlement is still tied to the existing loan. The gap becomes your potential down payment.<\/li>\n<li><strong>Does the limit change if I buy in Comal or Guadalupe County instead of Bexar?<\/strong> No. All three counties carry the same $832,750 standard limit in 2026. Buying <a href=\"https:\/\/lrgrealty.com\/lrg-blog\/best-neighborhoods-in-new-braunfels-for-first-time-homebuyers\/\">in New Braunfels<\/a> or Schertz does not change your ceiling.<\/li>\n<li><strong>Can the 2.8% COLA increase help me qualify for a larger loan?<\/strong> Indirectly. Lenders count VA disability compensation and Military retirement pay as qualifying income, so the COLA raise covered in the previous section adds to your debt-to-income ratio on the income side.<\/li>\n<li><strong>What if I PCS before closing?<\/strong> Your VA Loan eligibility travels with you. A pre-approval based on JBSA-area income still works, but the lender will re-verify employment and income at the new duty station before funding.<\/li>\n<li><strong>Is there a jumbo VA option above $832,750?<\/strong> Yes. VA jumbo loans exist in San Antonio, but you will need a down payment on the amount exceeding the county limit unless you carry full entitlement.<\/li>\n<\/ul>\n<\/div>\n<p>A typical scenario: an E-7 at <a href=\"https:\/\/lrgrealty.com\/lrg-blog\/fort-sam-houston-pcs-sell-guide-army-north-south\/\">Fort Sam Houston<\/a> with 20 years of service owns a rental property still financed through a prior VA Loan in El Paso. That outstanding loan ties up roughly $127,000 in entitlement, leaving about $81,000 in remaining guaranty. On an $832,750 purchase, the gap would require a down payment of around $45,000. Restoring full entitlement by refinancing the El Paso property into a conventional loan eliminates that requirement entirely.<\/p>\n<\/section>\n<section class=\"rl-section\">\n<h2 id=\"colas-direct-impact-on-va-buying-power\">COLA&#8217;s Direct Impact on VA Buying Power<\/h2>\n<p>The 2.8% COLA raises both VA disability compensation and military retirement pay, and lenders count every dollar of that increase when calculating your debt-to-income ratio. For JBSA Veterans and retirees applying for <a href=\"https:\/\/lrgrealty.com\/lrg-blog\/va-loan-on-fixer-upper-in-san-antonio\/\">a VA loan<\/a> in 2026, this means higher qualifying amounts without saving more, earning more from employment, or paying down existing debt. The boost is automatic and permanent.<\/p>\n<p>VA lenders use gross monthly income to determine maximum loan size. Unlike a new W-2 job where lenders want two years of stable history, COLA increases to retirement pay and disability compensation count immediately for qualification purposes. A lender sees your updated Leave and Earnings Statement or VA award letter reflecting the new amount and calculates your ratio accordingly. At a 6.5% interest rate on a 30-year fixed mortgage, each additional $100 in monthly qualifying income adds roughly $6,500 in loan capacity.<\/p>\n<table>\n<thead>\n<tr>\n<th>Typical JBSA Profile<\/th>\n<th>Monthly COLA Income<\/th>\n<th>2026 COLA Raise<\/th>\n<th>Additional Qualifying Power<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>70% disability, no retirement<\/td>\n<td>$1,716<\/td>\n<td>+$48\/mo<\/td>\n<td>+$3,100<\/td>\n<\/tr>\n<tr>\n<td>E-7 retired (20 yr)<\/td>\n<td>$2,780<\/td>\n<td>+$78\/mo<\/td>\n<td>+$5,100<\/td>\n<\/tr>\n<tr>\n<td>100% disability, single<\/td>\n<td>$3,737<\/td>\n<td>+$105\/mo<\/td>\n<td>+$6,800<\/td>\n<\/tr>\n<tr>\n<td>O-4 retired (20 yr) + 30% disability<\/td>\n<td>$5,470<\/td>\n<td>+$153\/mo<\/td>\n<td>+$9,900<\/td>\n<\/tr>\n<tr>\n<td>Dual-military retired household<\/td>\n<td>$8,900<\/td>\n<td>+$249\/mo<\/td>\n<td>+$16,200<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<p>A retired E-7 collecting $4,200 per month between retirement pay and 50% VA disability gains $118 monthly from the 2026 COLA. That translates to roughly $7,600 in additional purchasing power. In San Antonio&#8217;s market, where the median home price sits around $295,000, that extra qualification amount often covers the gap between a second-choice neighborhood and the preferred ZIP code closer to JBSA-Fort Sam or Lackland.<\/p>\n<\/section>\n<div class=\"rl-cta-mid\"><a class=\"rl-cta-pill\" href=\"\/lrg-blog\/connect-with-lrg\/?ref=jbsa-2026-cola-va-loan-limits-san-antonio\">Connect with LRG \u2192<\/a><\/div>\n<section class=\"rl-section\">\n<h2 id=\"san-antonio-va-loan-limits-2026-at-a-glance\">San Antonio VA Loan Limits: 2026 at a Glance<\/h2>\n<p>The 2026 conforming loan limit for Bexar County is $832,750 for a single-family home, up $26,250 from last year&#8217;s $806,500. That ceiling only applies to Veterans with reduced entitlement. If you have full entitlement (never used your benefit, or restored it after selling a previous VA-financed home), no dollar cap exists on your loan amount.<\/p>\n<p>San Antonio&#8217;s median sale price hovers near $290,000, which means nearly every listing in the metro falls well below the conforming limit. Even Veterans carrying reduced entitlement rarely hit the ceiling here. Multi-unit limits are significantly higher, giving JBSA families a clear path to house-hacking near base with zero down payment required.<\/p>\n<div class=\"bullet-section-gray\">\n<ul>\n<li>Single-family (1 unit): $832,750 conforming limit, up from $806,500 in 2025<\/li>\n<li>Duplex (2 units): $1,066,250, enough to cover most duplexes in Converse, Live Oak, and Universal City<\/li>\n<li>Triplex (3 units): $1,288,350, relevant for investors <a href=\"https:\/\/lrgrealty.com\/lrg-blog\/top-neighborhoods-near-fort-sam-houston\/\">near Fort Sam Houston<\/a> corridors<\/li>\n<li>Fourplex (4 units): $1,601,450, the highest zero-down ceiling available through VA<\/li>\n<li>Full entitlement: no cap whatsoever, lender underwrites based on income and residual income calculations<\/li>\n<li>Reduced entitlement: VA guarantees 25% of the county limit, so your max zero-down loan equals the figures above<\/li>\n<\/ul>\n<\/div>\n<p>A JBSA E-7 with full entitlement buying a $365,000 home near Randolph won&#8217;t interact with these limits at all. The loan is approved on income and credit alone. These numbers only become a constraint when you carry an active <a href=\"https:\/\/lrgrealty.com\/lrg-blog\/va-loan-on-fixer-upper-in-san-antonio\/\">VA loan on a<\/a> second property or had a previous VA foreclosure without restoring entitlement afterward.<\/p>\n<\/section>\n<section class=\"rl-section\">\n<h2 id=\"bexar-countys-va-loan-limit-for-2026\">Bexar County&#8217;s VA Loan Limit for 2026<\/h2>\n<p>The $832,750 single-family ceiling gets the most attention, but Bexar County&#8217;s 2026 VA loan limits extend across all four property types. Multi-unit ceilings are significantly higher, and whether any of these caps actually apply depends on your entitlement status. The table below shows limits by property type alongside the year-over-year increase from 2025.<\/p>\n<p>Veterans with full entitlement, meaning no active VA loan and no prior default that reduced their entitlement, face no loan cap at all. The limits below apply only to borrowers with partial entitlement. That typically means someone carrying a second simultaneous VA loan or a borrower who lost entitlement through a prior foreclosure. If you hold full entitlement, a lender can approve you above these ceilings with zero down payment, subject to your income and credit profile qualifying for the loan amount.<\/p>\n<table>\n<thead>\n<tr>\n<th>Property Type<\/th>\n<th>2025 Limit<\/th>\n<th>2026 Limit<\/th>\n<th>Increase<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>1-Unit<\/td>\n<td>$806,500<\/td>\n<td>$832,750<\/td>\n<td>+$26,250<\/td>\n<\/tr>\n<tr>\n<td>2-Unit<\/td>\n<td>$1,032,650<\/td>\n<td>$1,066,025<\/td>\n<td>+$33,375<\/td>\n<\/tr>\n<tr>\n<td>3-Unit<\/td>\n<td>$1,248,150<\/td>\n<td>$1,288,875<\/td>\n<td>+$40,725<\/td>\n<\/tr>\n<tr>\n<td>4-Unit<\/td>\n<td>$1,551,250<\/td>\n<td>$1,601,950<\/td>\n<td>+$50,700<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<p>For most JBSA buyers in the San Antonio metro, the single-family ceiling sits far above Bexar County&#8217;s median sale price of roughly $310,000, so even partial entitlement rarely creates a problem. The multi-unit limits matter more for service members using a VA loan to buy a duplex or fourplex as an owner-occupied investment near base. That strategy can offset housing costs with rental income from the other units while still qualifying for zero-down VA financing.<\/p>\n<\/section>\n<section class=\"rl-section\">\n<h2 id=\"san-antonio-market-forecast-for-va-buyers\">San Antonio Market Forecast for VA Buyers<\/h2>\n<p>San Antonio&#8217;s median home price sits near $295,000 in early 2026, well below the Bexar County conforming limit already covered above. That gap gives VA buyers room to absorb moderate price appreciation without bumping into entitlement constraints. Inventory has loosened compared to 2023 and 2024, with active listings running roughly 25% higher year over year across the metro.<\/p>\n<p>Several factors shape what JBSA-connected buyers should expect through the rest of the year. Rising inventory typically slows price growth, and San Antonio&#8217;s job market (healthcare, cybersecurity, defense contracting) continues adding positions without the speculative run-ups seen in Austin. Sellers are negotiating again. Concessions toward closing costs and rate buydowns are back on the table, which pairs well with VA&#8217;s already-low funding requirements.<\/p>\n<div class=\"bullet-section-gray\">\n<ul>\n<li>Median days on market <a href=\"https:\/\/lrgrealty.com\/lrg-blog\/how-to-protest-property-taxes-bexar-county\/\">in Bexar County<\/a> have stretched to roughly 55, up from 38 a year ago, giving VA buyers more time to negotiate inspections and repairs.<\/li>\n<li><a href=\"https:\/\/lrgrealty.com\/lrg-blog\/corpus-christi-new-construction-areas\/\">New construction in<\/a> Far West Side (Potranco corridor) and Northeast San Antonio (Converse, Schertz) is pricing below $320,000 for 1,800+ square-foot plans, and many builders accept VA financing with no additional overlays.<\/li>\n<li>Interest rate projections for mid-2026 hover near 6.25% to 6.5% on 30-year VA loans, roughly 25 basis points below conventional rates for the same credit profile.<\/li>\n<li>Property tax rates across Bexar County range from $2.10 to $2.70 per $100 of assessed value depending on the school district and municipality, so a $300,000 purchase carries $6,300 to $8,100 in annual taxes before homestead exemptions.<\/li>\n<li>Disabled Veterans with a 100% rating pay zero property tax in Texas, which at current values saves $6,000 or more per year and effectively lowers the monthly housing cost by $500+.<\/li>\n<\/ul>\n<\/div>\n<p>For a household using the higher COLA-adjusted disability or retirement income covered earlier, today&#8217;s market math works out to more purchasing power per dollar than any point in the last three years. Locking a rate while inventory remains elevated and sellers are flexible gives JBSA families a window that tighter markets in 2023 and 2024 never offered.<\/p>\n<\/section>\n<section class=\"rl-section\">\n<h2 id=\"the-bottom-line\">The Bottom Line<\/h2>\n<p>The bottom line for JBSA families comes down to two numbers working in your favor simultaneously: the 2.8% COLA increase raising your qualifying income through higher VA disability compensation and retirement pay, and Bexar County&#8217;s $832,750 VA Loan limit covering virtually every single-family listing in the San Antonio metro. Lenders count that COLA bump dollar-for-dollar in your debt-to-income ratio, which means real purchasing power gained without changing anything else about your financial profile.<\/p>\n<p>If you have full entitlement, the conforming limit is irrelevant because there is no cap on your VA Loan amount. The $832,750 ceiling only restricts Veterans with reduced entitlement from a prior VA Loan still active. Either way, the 2026 numbers put JBSA buyers in a stronger position than last year by every measure that matters.<\/p>\n<\/section>\n<section class=\"rl-faq\">\n<h2 id=\"frequently-asked-questions\">Frequently Asked Questions<\/h2>\n<details>\n<summary>What is the standard VA Loan limit for 2026?<\/summary>\n<p>The 2026 conforming loan limit is $832,750 for single-family homes in standard-cost counties, up from $806,500 in 2025. That&#8217;s a 3.3% increase set by the Federal Housing Finance Agency based on national home price trends. High-cost areas like parts of California and Hawaii go up to $1,249,125. For Veterans with full entitlement, this number is largely academic because the VA guarantees loans of any size with zero down payment. The published limit only restricts Veterans with reduced entitlement from a prior VA Loan that hasn&#8217;t been fully restored.<\/p>\n<\/details>\n<details>\n<summary>How do VA Loan limits differ by county in Texas?<\/summary>\n<p>Most Texas counties fall under the standard 2026 limit of $832,750, including Bexar County (San Antonio), Travis (Austin), Harris (Houston), and Dallas. Texas has no high-cost counties that qualify for elevated limits, so the ceiling is uniform statewide. This limit only matters for Veterans with reduced entitlement. If you&#8217;ve never used your VA Loan benefit, or your prior entitlement has been restored, you can borrow above $832,750 with no down payment. The VA determines your applicable limit based on the property&#8217;s county, not where you live or are stationed.<\/p>\n<\/details>\n<details>\n<summary>How have VA Loan limits changed since 2020?<\/summary>\n<p>Limits have climbed steadily: $510,400 in 2020, $548,250 in 2021, $647,200 in 2022, $726,200 in 2023, $766,550 in 2024, $806,500 in 2025, and $832,750 in 2026. That&#8217;s a 63% increase over six years. The bigger shift came from the Blue Water Navy Vietnam Veterans Act of 2019, which eliminated loan caps entirely for full-entitlement Veterans starting January 1, 2020. Before that law, every Veteran faced a ceiling regardless of entitlement status. The published limits now only apply to Veterans carrying reduced entitlement from an existing VA Loan.<\/p>\n<\/details>\n<details>\n<summary>How is the 2026 COLA rate calculated for Military retirees and Veterans?<\/summary>\n<p>The 2026 COLA is a flat 2.8% increase applied to all VA disability compensation and Military retirement pay. It&#8217;s based on the Consumer Price Index for Urban Wage Earners (CPI-W), comparing third-quarter data year over year. A Veteran receiving $1,800\/month in disability compensation sees a bump to roughly $1,850\/month. This percentage is uniform nationwide, so JBSA personnel receive the same 2.8% as Veterans in any other city. The increased income directly improves your debt-to-income ratio when qualifying for a VA Loan, giving you slightly more purchasing power in 2026.<\/p>\n<\/details>\n<details>\n<summary>How do I calculate the maximum VA Loan amount I can borrow?<\/summary>\n<p>Start by requesting your Certificate of Eligibility (VA Form 26-1880) through eBenefits or your lender to confirm your entitlement status. With full entitlement, the VA imposes no loan cap, and your lender determines your maximum based on income, debts, and residual income requirements. With reduced entitlement, take the county limit ($832,750 in Bexar County), multiply by 25% to find your maximum guaranty, then subtract any entitlement currently tied to an existing loan. The difference determines whether you need a down payment. Most lenders also apply their own internal limits beyond VA guidelines.<\/p>\n<\/details>\n<details>\n<summary>What is a VA entitlement calculator worksheet?<\/summary>\n<p>An entitlement calculator worksheet helps you determine how much VA guaranty you have available, which matters if you&#8217;ve used a VA Loan before. Your basic entitlement is $36,000, and bonus entitlement brings the total guarantee to 25% of the county loan limit ($208,187.50 in standard counties for 2026). Subtract any entitlement tied to an active VA Loan from your total to find what remains. Your Certificate of Eligibility (VA Form 26-1880) shows these figures. If a prior VA Loan was paid off and the home sold, request entitlement restoration before applying for a new loan.<\/p>\n<\/details>\n<details>\n<summary>What are VA jumbo loan limits in 2026?<\/summary>\n<p>A VA jumbo loan is any VA Loan above the $832,750 conforming limit. Veterans with full entitlement can borrow above this amount with zero down payment because the VA places no cap on their guaranty. Veterans with reduced entitlement may need a down payment on the amount exceeding the county limit. The standard formula is 25% of the difference between the purchase price and $832,750. Even at jumbo amounts, VA Loans carry no private mortgage insurance, which keeps monthly costs well below conventional jumbo alternatives. San Antonio&#8217;s median home price sits far below the jumbo threshold, but new construction in some areas can push into that range.<\/p>\n<\/details>\n<details>\n<summary>Is there a calculator that combines COLA and VA Loan limits for San Antonio?<\/summary>\n<p>The VA doesn&#8217;t offer a single tool that merges COLA adjustments with loan limit calculations. You need two separate steps. First, apply the 2.8% COLA to your current VA disability or retirement pay to get your 2026 income figure. Second, check the FHFA website for your county&#8217;s conforming loan limit ($832,750 for Bexar County). Your lender combines both numbers during preapproval, using your COLA-adjusted income alongside the county limit, your debts, and residual income requirements to determine your actual purchasing power. Any VA-approved lender can run these calculations during a prequalification at no cost.<\/p>\n<\/details>\n<\/section>\n<footer class=\"rl-resources\">\n<h2 id=\"resources-used\">Resources Used<\/h2>\n<ul>\n<li><a href=\"https:\/\/www.va.gov\/housing-assistance\/home-loans\/loan-limits\/\" rel=\"noopener noreferrer\" target=\"_blank\">VA.gov \u2014 VA Home Loan Entitlement And Limits | Veterans Affairs<\/a><\/li>\n<li><a href=\"https:\/\/veteranrealestatesa.com\/va-loan-limits-san-antonio\" rel=\"noopener noreferrer\" target=\"_blank\">Veteranrealestatesa.com \u2014 2026 VA Loan Limits San Antonio | Bexar County TX<\/a><\/li>\n<li><a href=\"https:\/\/valoannetwork.com\/va-loans\/va-loan-limits\/texas\/\" rel=\"noopener noreferrer\" target=\"_blank\">Valoannetwork.com \u2014 VA Loan Limits in Texas: 2026 County-by-County Guide<\/a><\/li>\n<li><a href=\"https:\/\/www.veteransunited.com\/education\/tools\/va-loan-limit-calculator\/\" rel=\"noopener noreferrer\" target=\"_blank\">Veteransunited.com \u2014 2026 VA Loan Limit Calculator &#8211; Max Limits by County<\/a><\/li>\n<li><a href=\"https:\/\/www.thefederalsavingsbank.com\/Blog\/va-loan-limits-in-2026-what-buyers-need-to-know\/\" rel=\"noopener noreferrer\" target=\"_blank\">Thefederalsavingsbank.com \u2014 VA Loan Limits in 2026: What Buyers Need to Know<\/a><\/li>\n<li><a href=\"https:\/\/www.freedommortgage.com\/learn\/mortgages\/understanding-va-loan-limits\" rel=\"noopener noreferrer\" target=\"_blank\">Freedommortgage.com \u2014 Understanding VA Loan Limits for 2026 &#8211; Freedom Mortgage<\/a><\/li>\n<li><a href=\"https:\/\/www.veteransloans.com\/resources\/va-loan-limits-2026-how-much-can-you-borrow-with-0-down\/\" rel=\"noopener noreferrer\" target=\"_blank\">Veteransloans.com \u2014 VA Loan Limits 2026 &#8211; How Much Can You Borrow with $0 Down?<\/a><\/li>\n<\/ul>\n<\/footer>\n<\/div>\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>Definition \u00b7 Guide Jbsa 2026 Cola Va Loan Limits San Antonio Connect with LRG \u2192 2026 COLA and the JBSA Housing Budget Questions JBSA Families Ask About VA Limits COLA&#8217;s Direct Impact on VA Buying Power San Antonio VA Loan Limits: 2026 at a Glance FAQs Service members at JBSA enter 2026 with more buying [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":2603,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[64,35,21],"tags":[],"class_list":["post-2601","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-lrg-blog","category-san-antonio-military-va","category-va-loans"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.6 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>JBSA: Maximize 2026 COLA &amp; 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